B ack to Future
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B 2 F - Mumbai
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FUTURE
narrative B-umbai
- As we know it ...
Locked Potential
- A ray of hope
Foundation
- Stitching the ideas
The 3Re’s
- Retain + Reuse + Redevelop
The Grid
- Connecting the dots
The Realm
- Greens within the greys
Build - What, Where & How much ? A Greener Place
- That’s how we do it
People - Benefitting the old and the new Leap
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B 2 F - Mumbai
B-umbai
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FUTURE
As we know it
Mumbai can be termed as the ‘Moving city’ of Indiaa city in constant motion where its physical fabric is characterized by its dynamics. Dominated by kinetics primarily, the city’s urban form has been oriented towards and guided by presence of travel opportunities. It has made the city resilient and thus bringing about a radical transformation of the city’s image is a very feasible option to make the city viable for integration in a global network of cities and economies. Mumbai holds a critical advantage that metropolitan cities in other nations and regions do not: Mumbaikars walk! Even as the city jostles with its swelling numbers, the footpaths of Mumbai host around 15 million walking people. Walking as a culture has been ingrained in the lives of the people. Hence it comes as no surprise that almost 51% of the total trips from home to workplace are by foot for the last leg of the journey. Studies also reveal a strikingly high number of people opting for commute via public transit systems in the city. 80% of the total motorized trips are by local trains and buses. The numbers give enough reason to have a proposal that creates an enabling environment for better public transport services and for non-motorized modes including walking and cycling. There is immense potential in these sectors and a ready, receptive user group as well. Mumbai has been grappling with several problems mainly due to its exponentially increasing numbers. As the population continues on increase multifold, urban land still remains frozen and constant. This has driven up land prices to exorbitantly high rates and now the city struggles with concerns of affordability. Public transport infrastructure and services in Mumbai have buckled under the population growth giving way to more private cars on roads. The daily commute has become one of the most energy-sapping daily chores, adversely affecting the quality of life of the citizens with the city loosing productive man hours to gridlocks. Mumbai has also lost around 70% of its mangrove cover so far to unsustainable environmental practices of land reclamation, debris dumping and hacking of trees. These form the primary issues that deserve immediate attention and priority.
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Mumbai - City connections
Island City Area 68 km2 Greater Mumbai Area 438 km2 Greater Mumbai Popltn 1.2 crore
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B 2 F - Mumbai
Locked Potential
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FUTURE
A ray of hope
As land is a prime resource in Mumbai, available vacant land holds immense market potential. In spite of the high demand as well the increasing scarcity of urban land, it is surprising to see 7.25 km2 of land lying highly underutilized and overlooked. This amounts to more than 10% of the area of the island city. To understand why the Eastern Waterfront has been disregarded so far, it is critical to know the reasons that are barring the market from tapping into its potential. The primary drawback is disconnect of this region from the rest of the city. The minimal connectivity that it provides dampens the market potential of real estate. Also, the lack of thoroughfares and public transport routes is a disadvantage for the area. Already the rail lines serve as a barrier to access the Eastern waterfront and the subsequent lack of lateral connections has furthered its isolation from the city. But its strategic location offers extraordinary potential to the site to develop. Given its proximity to the present business districts in Ballard Estate and Fort, the site has the capability to absorb the stress on land these areas are facing. It also has a water front that permits use of water based transits as well. The existing water transit terminals at Ferry Wharf, Gateway of India are already nodal hubs that need to be integrated with other systems. The site also has the scope of greenfield development as well as adaptive reuse of existing structures as it has been untouched so far giving a larger freedom to develop as per priority needs and set an example for future growth.
Over a stretch of 11kms there are only 8 nodes providing connectivity to the entire site of the Eastern Waterfront.
Site Area
7.25 km2
Average Land prices in India 2007-114-4391
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B 2 F - Mumbai
Foundation
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FUTURE
Stitching the ideas
Taking in to account all the prevailing opportunities and constraints, the Eastern Waterfront opens a wide avenue of prospects to further develop this area. The site has an opportunity to unlearn the mistakes that the rest of the city has been committing so far, bypass them and leapfrog towards more sustainable means of urbanization. At the same time, it can shoulder the responsibility of carrying local wisdom into contemporary world without fear of the modern, compared to the static city which erases the local and re-codify it.
Back to Basics
The prime concern now is to pick up pace and let go of the unsustainable practices that have been carried out till now and advance to a utopic state where the static and kinetic cities coexist and blur into a fundamental entity—to create the margins for adjustment that their simultaneous existences demand.
Public First
Thus the main principles emerging from this school of thought are• Back to Basics • Public First • Epicenters to Rejuvenate • Adaptive Reuse Epicenters to Rejuvenate
Adaptive Reuse
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B 2 F - Mumbai
The 3Re’s
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FUTURE
Retain + Reuse + Redevelop
Sewri Fort The existing Oil industries in this area need to be rethought about due to presence of environmentally critical mangrove forests spread over a large area.
Mangroves Considering the depleting figures of mangrove forests and dwindling count of bird species, the proposal chooses to revive the existing mud-flats and mangrove parks by clubbing it with compatible land-uses that will stagnate rapid urbanization around these areas.
Freight Lines (rail) Taking into account the existing practices of farming along rail lines, re-utilizing the redundant freight corridor to provide space for safer, sustainable and more productive indigenous urban farming will also serve as a source of livelihood and a change in the urban fabric to attract people.
Darukhana This area has immense commercial potential to drive up the economy and currently lies under-utilized.
Our Site With a possibility of a multimodal hub near Masjid station, this area needs drastic transformation to adapt to the changing market demands and urban scenario. It also has to cater to the additional movement that is expected from the water transit node at Ferry Wharf. But at the same time, the existing structure can be adapted to accommodate the new needs. Reclamation of Princess and Victoria Docks has also opened up new land.
Indira Docks This area has great potential due to the presence of bays in Indira Docks, waters surrounded by land. It offers a supreme vantage point that can be exploited to serve public needs
Ballard Estate
Retain Reuse Redevelop
Areas like Ballard Estate are the present economic drivers of the city thus they need to be retained and the proposal responds to the scenario of market they generate and opportunities they offer.
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B 2 F - Mumbai
The Grid
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FUTURE
Connecting the dots
The thought behind laying connectivity lines was to break the seclusion of the site and drive in more footfall via transit routes. P D’Mello road functions as the spine of the site. Similarly, some existing roads, though narrow, hold importance due to the modes they accommodate and the nodes they form. Hence working on this to build the skeletal framework would make it more robust. In order for any area to develop, it is critical to analyze the number and scale of connections it provides. On the basis of this, new road linkages were proposed to build a holistic system and connect the missing links.
Existing North-South connections
12m wide 12m wide 12m wide 12m wide
Strengthened Proposed
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Proposed Street Network |
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Street Network Hierarchy |
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B 2 F - Mumbai
The Grid
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FUTURE
Connecting the dots
With the aim of speeding up the move towards walking, it is essential to ensure that the block sizes are walkable and permeable, without multiple barriers. Keeping in mind that a five-minute walking distance is convenient, every junction should fall within that zone. Hence a maximum of 400m of block size has been adhered to. This makes the precincts fall within a comfortable walking zone.
Section for 18m ROW
Further analysis of the street network indicates an increase in the number of nodes offering connectivity to and within the site. There is an upward swing from the earlier 8 nodes to 14 nodes now spread over the spine of the site.
Section for 24m ROW
400m Walking Radius Existing Nodes New Influential Nodes
Walkability Mapping 2007-114-4391
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Nodes Hierarchy |
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B 2 F - Mumbai
The Realm
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FUTURE
Greens within the greys
With an intention of connecting public spaces with communities, a network has been identified to improve connectivity between habitats and open spaces; and to promote opportunities for physical activity and access to the outdoors. It also takes into account climate change adaptation opportunities and flood risk or alleviation, the distribution of existing open spaces and their relationship with communities, development opportunities and transport issues.
Flamingo Watch Point Sewri Fort Mangrove Park
Open space network is made up from three components:
Urban Agro Farming
• Cores - Large or key areas of open/ green space • Links - Existing or desirable corridors of public space linking other public spaces together such as paths, water bodies and parks • Fillers - Isolated public spaces which may be difficult or inappropriate to link to the rest of the network using a continuous corridor, but still contribute to the overall linkage.
Floatel Ferry Point Cultural Ground
Opening up the edges to public as parks, promenades etc would prevent privatization of prime land. In economic terms, the water edge being a public good should not exclude the public from usage. Hence to ensure its free accessibility, the proposal prioritizes public use over commercial gains.
Green Spine Recreational Deck
Edutainment Zone
Site Area
7.25 km2
Total Public Space Area Public Space Percent
1.20 km2 16.60 % Gateway of India Public Access Green Spaces
Garden
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B 2 F - Mumbai
Build
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FUTURE
What, Where and How much ?
The proposal opens up 5.54 km2 of land for development. With 30% of the area under roads and 60% of average built-up area per plot, the maximum built-up achieved is 2.4 times the total area of the site. A R60 - C40 (Low Rise) These areas already have residential with a low density. Also, it is situated in close proximity to mangroves hence it is advisable to avoid dense urbanization. In order to do this, such land use is provided that it will stall the rapid growth in this region.
B
R60 - C40 (High Rise)
C
This zone has the possibility of housing high rise structures unlike other parts of the site due to environmental concerns. Hence a high rise development catering to residential and commercial around the Sewri Multimodal Hub is projected.
A
D
R50 - C50 (Low Rise) Due to the proximity of these sites to huge commercial hubs, this character will percolate in these regions and hence a mixed use development is envisioned.
R40 - C60 (High Rise) The location of a Multimodal Hub in this region has given it a strong potential to draw in big economic drivers. This area has the possibility of accommodating commercial (offices, retails and malls) while releasing the pressure off the existing commerce hubs. Also, its location permits the zone to build high rise structures.
E F
B
R40 - C60 (Low Rise) The strategic location of these areas very close to commercial hubs makes it feasible for these areas to accommodate commercial in continuum to the adjacent growth. Close proximity to coastal line disallows structures to be built beyond a certain height; hence intensity of development is curtailed.
7.25 km2 5.54 km2
Site Area Land opened up for development
R
C
Floor space opened up
9.52 km2
Floor space opened up
Population Infill
8.3 lakhs
Job Opportunities
Housing Stock (dwelling units)
2.1 lakhs
* R = Residential
D
8.3 km2 5.1 lakhs E
C = Commercial + Institutional + Public Buildings + Amenities
* The numbers are resultant of thumb rule calculations and shall be considered approximate.
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B 2 F - Mumbai
A Greener Place
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FUTURE
That’s how we do it
Energy Principles
At least 50% of the open space within the plot should be covered with permeable material.
Only 70% of the total units of water consumed should be discharged into the municipal sewer. Rest 30% should be compulsorily reused on site.
Every site must have a provision for compost pits for disposal of their wet waste.
10% of the total plot area should be compulsorily preserved as open space. The area around vegetation, if paved, should be of permeable material allowing for water to percolate.
30% of the total energy requirement shall be fulfilled through off-grid energy sources. (other than non-renewable resources)
In no case shall any plot discharge their water directly into the sea.
For the Entire Site of 7.25 km2
R Energy Consumption kWh Savings in Electrical Demand
Carbon Emmission Reduction
C
110 kWh
per household per month
7.12 GWh
16.7 kWh
per m2 per month
23.72 GWh
per household per month
per m2 per month
24167486 kg CO2
152199231 kg CO2
0.28 kg CO2 saved for each kWh * The numbers are resultant of thumb rule calculations and shall be considered approximate.
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B 2 F - Mumbai
People
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FUTURE
Benefitting the old and the new
Tourist “I never knew this place existed! It is a nice place to visit outside the city hustle and bustle.”
Ecologist “With the flamingoes migrating here every year, this place is an ecological hotspot. I am glad that this place has been retained and preserved as a park. ”
Resident “Earlier, I couldn’t sell my plot as the location had no value. But now, the market has enabled better amenities for me to upgrade my living conditions.”
Gaonthan / Urban Village Resident “My family used to cultivate crops at the railway track edges. Now I have a better opportunity to carry on my occupation in a cleaner environment. Moreover, this place offers a better market due to reliability of customers and tourist footfall.”
Entrepreneur “I have the best location for my office, within the city centre and walkable from the Multimodal Hub.”
Resident / Employee “I am happy to have a house in the city centre from where I can walk to my workplace. This place is not congested and offers a variety of parks and gardens nearby.”
Student “I have come here on a school trip. I learnt a lot about the history of the ports and railways of my city. We also enjoyed the various water rides.”
Visitor “I am happy to have explored this new part of Mumbai. It provides an excellent blend of recreation of and learning/knowledge.”
Shopper “I come here more often now as I can walk and shop comfortably. The footpaths are wider and there is less traffic movement. I enjoy riding my bicycle and this place has given me that opportunity to do so safely.”
Fisherman “I am happy that the fish market is not being displaced. This is my family business. I am glad that this place retains its originality.”
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B 2 F - Mumbai
Leap
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FUTURE
The skyline is intended to transform the image of the area as well as the experience of walking. The main features of this urban project consist of remodelling the road, rail and water infrastructure and providing an innovative built environment to attract market. The intense activity centers would certainly liven up the space but in spite of being so close to the frenetic city centre, the site is still serene. Changes will include creation of new ecologies and systems of connectivity; thereby fostering the evolution of social and economic transformation within the site. The intention is to create structured open spaces and connected streetscapes and walkways as a means to configure all proceeding development. The site development needs to be envisioned holistically rather than piecemeal or in isolation. Both in its formal vocabulary and in the way the design integrates cultural and ecological processes, the proposal intends to unlock the potential that the site has in terms of its market value as well as stress absorbing capacities. It is bringing back to life a once neglected place!
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